10633 Greenbriar Ct · Boca Raton, FL 33498

$465,000

2 bd · 2.0 ba · 1,697 sqft · SingleFamily public records · 180 Days on market

Built 1981 5,818 sqft lot Est $411k · 13% over $218/mo HOA · 6% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.5/30.0
• Appreciation +7.3/10.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0

Listing remarks MLS

This is one of the best homes in Greenbriar. Amazing new kitchen in 2013 with beautiful kitchen cabinets with quartz countertops. Self closing drawers, built in pantry , stainless steel appliances, under cabinet lighting. New bathroom cabinets in 2013. Large stone look tile with marble inlays. Huge master and 2nd bedroom with walk in closets in both bedrooms. Screened in patio overlooking very private backyard. Trane A/C 2007. 2 large pets welcome. Community has pool, tennis & clubhouse, Walking distance to the Preserve shopping center with newer Publix and restaurants. This is a 55+ community. 3rd Bedroom does not have a closet. Exclude living room light fixture, refrigerator in garage and window sconces in living area.

Key facts

• Quartz countertops
• Newer roof
• Great location

Tags

• NEWER ROOF
• FLORIDA ROOM
• LUXURY KITCHEN CABINETS
• QUARTZ COUNTERTOPS
• SPRINKLER IRRIGATION SYSTEM
• GREAT LOCATION

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Association with clubhouse, pool, shuffleboard, tennis and pickleball courts; HOA fee approximately $218 monthly; Senior community

Exterior

• Parking: Attached garage with 2 covered spaces (2-car garage)
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Single family residence; Multi/split levels; 1 story; South-facing
• Construction: CBS construction
• Exterior features: Screened patio; Patio; Waterfront property

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Built-in features; High ceilings; Walk-in closets
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $19 ($224/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $388k (16.6% below list).
• Recommended offer: $388k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.7% in Boca Raton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#192 in FL, #3,070 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, health & safety A+; Watch: amenities D, cost of living F.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 94 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 32% of the median local income ($147k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($3k loan paydown + $22k appreciation (4.7% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $130k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $255k; list at $465k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $387,662 (16.6% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $410,674
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10608 180th Pl S	0.13mi	3/2.0 (+1)	1,857 (+9%)	9mo	$450,000	$242	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.77×
• Total profit: $99,834
• Equity at exit: $254,482

10-year hold

• IRR: 13.4%
• Equity multiple: 3.34×
• Total profit: $304,935
• Equity at exit: $431,913

Cash invested: $130,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33498

• Home prices YoY: 1.5%
• Active inventory: 94
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,877 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$194 /mo · $2,323/yr
• Insurance: −$194
• HOA: −$218
• Vacancy / Maint / Mgmt: −$814
• Net cashflow: $19

Break-even live

Break-even rent $3,853

Max offer price $465,000

Occupancy floor 95%

Sensitivity live

Price	-10% $282	-5% $150	+0% $19	+5% $-113	+10% $-245
Rent	-10% $-288	-5% $-134	+0% $19	+5% $172	+10% $325
Rate	-1.0pp $253	-0.5pp $137	base $19	+0.5pp $-102	+1.0pp $-224

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10875 Lake Front Pl Unit 10875 Boca Raton, FL	2.0	2.0	1204	$2,300	$1.91	25d	1	0.23mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,800	$2.62	19d	1	0.31mi
10781 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,600	$2.48	18d	1	0.31mi
10780 Cypress Lake Ter Boca Raton, FL	3.0	2.0	1450	$3,500	$2.41	9d	1	0.33mi
9975 Boca Gardens Trl Unit A Boca Raton, FL	3.0	2.0	1276	$3,300	$2.59	9d	1	0.79mi
9713 Boca Gardens Pkwy Unit D Boca Raton, FL	3.0	3.5	1325	$3,995	$3.02	16d	1	1.00mi
10766 Crescendo Cir Unit X Boca Raton, FL	3.0	2.5	2223	$4,500	$2.02	25d	1	1.02mi
9928 Moss Pond Dr Unit 9928 Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	16d	1	1.03mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	25d	1	1.03mi
9928 Moss Pond Dr Boca Raton, FL	3.0	2.5	1843	$4,500	$2.44	13d	1	1.03mi
9850 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1364	$3,600	$2.64	25d	1	1.08mi
9841 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1435	$4,500	$3.14	25d	1	1.08mi
18965 Adagio Dr Boca Raton, FL	3.0	2.0	1795	$5,250	$2.92	25d	1	1.10mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,500	$3.09	5d	1	1.12mi
18813 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,400	$3.00	5d	1	1.12mi
9785 Ridgecreek Rd Boca Raton, FL	2.0	2.0	1172	$3,450	$2.94	6d	1	1.13mi
9785 Ridgecreek Rd Boca Raton, FL	3.0	2.0	1172	$3,600	$3.07	20d	1	1.13mi
18917 Cloud Lake Cir Boca Raton, FL	3.0	2.0	1132	$3,350	$2.96	25d	1	1.25mi
9448 Saddlebrook Dr Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	22d	1	1.28mi
9448 Saddlebrook Dr Unit 9448 Boca Raton, FL	3.0	2.0	1243	$3,500	$2.82	25d	1	1.28mi
9392 Affirmed Ln Boca Raton, FL	3.0	2.0	1635	$3,200	$1.96	16d	1	1.29mi
9636 Tavernier Dr Boca Raton, FL	3.0	2.0	1820	$4,200	$2.31	25d	1	1.40mi
9238 Vineland Ct Unit G Boca Raton, FL	3.0	2.0	1318	$3,100	$2.35	0d	1	1.44mi
9190 Boca Gardens Pkwy Unit B Boca Raton, FL	3.0	2.5	1845	$3,500	$1.90	25d	1	1.49mi

HOA detail

• Monthly dues: $218 · $2,616/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-21
   days on market $465,000 Active 180 DOM
2. 2026-06-18
   days on market $465,000 Active 177 DOM
3. 2026-06-17
   days on market $465,000 Active 176 DOM
4. 2026-06-16
   days on market $465,000 Active 175 DOM
5. 2026-06-15
   days on market $465,000 Active 174 DOM
6. 2026-06-13
   days on market $465,000 Active 172 DOM
7. 2026-06-09
   days on market $465,000 Active 168 DOM
8. 2026-06-07
   days on market $465,000 Active 166 DOM
9. 2026-06-04
   days on market $465,000 Active 163 DOM
10. 2026-06-03
    days on market $465,000 Active 162 DOM
11. 2026-06-01
    days on market $465,000 Active 160 DOM
12. 2026-05-31
    days on market $465,000 Active 159 DOM
13. 2026-02-15
    price $475,000
14. 2025-12-23
    historical
15. 2025-12-23
    listed $479,000 Active
16. 2025-11-19
    price $479,500
17. 2025-10-23
    price $489,000
18. 2025-09-22
    listed $499,000 Active
19. 2016-06-30
    soldstatus $255,000
20. 2016-06-27
    soldstatus $255,000 Closed 736-char remark

    Show marketing remark (736 chars)

    This is one of the best homes in Greenbriar. Amazing new kitchen in 2013 with beautiful kitchen cabinets with quartz countertops. Self closing drawers, built in pantry , stainless steel appliances, under cabinet lighting. New bathroom cabinets in 2013. Large stone look tile with marble inlays. Huge master and 2nd bedroom with walk in closets in both bedrooms. Screened in patio overlooking very private backyard. Trane A/C 2007. 2 large pets welcome. Community has pool, tennis & clubhouse, Walking distance to the Preserve shopping center with newer Publix and restaurants. This is a 55+ community. 3rd Bedroom does not have a closet. Exclude living room light fixture, refrigerator in garage and window sconces in living area.

21. 2016-05-29
    historical Active Under Contract 736-char remark

    Show marketing remark (736 chars)

    This is one of the best homes in Greenbriar. Amazing new kitchen in 2013 with beautiful kitchen cabinets with quartz countertops. Self closing drawers, built in pantry , stainless steel appliances, under cabinet lighting. New bathroom cabinets in 2013. Large stone look tile with marble inlays. Huge master and 2nd bedroom with walk in closets in both bedrooms. Screened in patio overlooking very private backyard. Trane A/C 2007. 2 large pets welcome. Community has pool, tennis & clubhouse, Walking distance to the Preserve shopping center with newer Publix and restaurants. This is a 55+ community. 3rd Bedroom does not have a closet. Exclude living room light fixture, refrigerator in garage and window sconces in living area.

22. 2016-05-22
    price $259,000 736-char remark

    Show marketing remark (736 chars)

    This is one of the best homes in Greenbriar. Amazing new kitchen in 2013 with beautiful kitchen cabinets with quartz countertops. Self closing drawers, built in pantry , stainless steel appliances, under cabinet lighting. New bathroom cabinets in 2013. Large stone look tile with marble inlays. Huge master and 2nd bedroom with walk in closets in both bedrooms. Screened in patio overlooking very private backyard. Trane A/C 2007. 2 large pets welcome. Community has pool, tennis & clubhouse, Walking distance to the Preserve shopping center with newer Publix and restaurants. This is a 55+ community. 3rd Bedroom does not have a closet. Exclude living room light fixture, refrigerator in garage and window sconces in living area.

23. 2016-05-17
    listed $265,000 Active 736-char remark

    Show marketing remark (736 chars)

    This is one of the best homes in Greenbriar. Amazing new kitchen in 2013 with beautiful kitchen cabinets with quartz countertops. Self closing drawers, built in pantry , stainless steel appliances, under cabinet lighting. New bathroom cabinets in 2013. Large stone look tile with marble inlays. Huge master and 2nd bedroom with walk in closets in both bedrooms. Screened in patio overlooking very private backyard. Trane A/C 2007. 2 large pets welcome. Community has pool, tennis & clubhouse, Walking distance to the Preserve shopping center with newer Publix and restaurants. This is a 55+ community. 3rd Bedroom does not have a closet. Exclude living room light fixture, refrigerator in garage and window sconces in living area.

24. 2013-05-09
    soldstatus $153,000
25. 2003-10-22
    soldstatus $176,000
26. 2003-10-08
    soldstatus $176,000
27. 2003-09-02
    historical
28. 2003-08-21
    listed $174,500
29. 1981-12-01
    soldstatus $103,300

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,323 · $194/mo
• Projected year-2 tax: $3,860 · $322/mo
• Expected delta: +$1,536/yr (+$128/mo · 66.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,519
• − Mortgage interest: −$26,047
• − Property taxes: −$2,323
• − Insurance: −$2,325
• − Repairs & maintenance: −$3,722
• − Management: −$3,722
• − HOA: −$2,616
• − Depreciation: −$13,527
• Taxable loss: −$7,762
• Est. tax savings @ 24.0%: +$1,863
• After-tax cash flow: $2,087/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 of 73 in FL

Livability — Boca Raton

• Score: 77/100
• State rank: #192
• US rank: #3070

Category grades

Amenities D Commute B Cost of living F Crime B+ Employment A+ Housing B+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• City population: 250,102
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 16,853
• Household income: $146,765
• Rent vs Own: 5.3% rent · 94.7% own
• Severe rent burden: 65.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 16% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 2% Cuban 6%
• Common ancestry: Romanian 17% Scotch-Irish 6% Italian 3%
• Foreign-born: 28% · Canada, Dominican Republic, China
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 6% Russian/Polish/Slavic 5%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.68%
• Current HPI: 325.4026
• Rent YoY: —
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+359.8% since first listed

17 events — show timeline

• 2026-02-15 Price Changed $475,000 Beaches MLS
• 2025-12-23 Listing Removed — Beaches MLS
• 2025-12-23 Listed $479,000 Beaches MLS
• 2025-11-19 Price Changed $479,500 Beaches MLS
• 2025-10-23 Price Changed $489,000 Beaches MLS
• 2025-09-22 Listed $499,000 Beaches MLS
• 2016-06-30 Sold (Public Records) $255,000 Public Records
• 2016-06-27 Sold (MLS) $255,000 Beaches MLS
• 2016-05-29 Contingent — Beaches MLS
• 2016-05-22 Price Changed $259,000 Beaches MLS
• 2016-05-17 Listed $265,000 Beaches MLS
• 2013-05-09 Sold (Public Records) $153,000 Public Records
• 2003-10-22 Sold (Public Records) $176,000 Public Records
• 2003-10-08 Sold (MLS) $176,000 Beaches MLS
• 2003-09-02 Listing Removed — Beaches MLS
• 2003-08-21 Listed $174,500 Beaches MLS
• 1981-12-01 Sold (Public Records) $103,300 Public Records

Property tax history

-0.3%/yr

Latest (2025): $2,323 · +3.5% YoY. Source: county tax records.